33 Lee Road 4 · Loachapoka, AL 36832

$149,900

3 bd · 2.0 ba · 1,716 sqft · SingleFamily · 17 Days on market

Built 1992 Poor condition 3.00 ac lot

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Rent growth +4.0/5.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

This property offers three one-acre lots, available together with a double-wide mobile home. The lots have been surveyed, cleaned, and are ready for further development. The versatility of this property allows you to either maintain it as a single 3-acre lot or divide it into three separate one-acre lots. The mobile home, located on the first lot, has significant potential. It has been cleaned and features sturdy structural studs. City water is accessible at the street, but a septic tank will need to be installed.

Key facts

• One acre lots
• Cleaned lots
• 3 acre lot

Tags

• ONE ACRE LOTS
• DOUBLE WIDE MOBILE HOME
• CLEANED LOTS
• STURDY STRUCTURAL STUDS
• CITY WATER ACCESSIBLE

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Utilities: No utilities listed
• Home design: Single-story mobile home; Residential property
• Construction: Vinyl siding; 1,716 above-grade finished area
• Exterior features: No fencing; 3-acre lot; Subdivision: Meadowview

Interior

• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: No heating; No cooling
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#299 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Lee County (rural): math 23% / reading 47% proficiency, ranked #40 of 129 in AL (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Loachapoka Elementary School (math 12% / reading 27%, grade F, #467 of 627 statewide, top 76%, 334 students, 85% FRL) — zoned schools average 85% FRL vs 48% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 35% district-wide (-16 pts) — the specific schools serving this property underperform the Lee County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.2%/yr); 359 active listings in the ZIP; lower-income renter base — watch delinquency; 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).
• At $1,760/mo this rent would consume 49% of the median local household income ($43k/yr) (locally 2503% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lee County population projected at +54% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.18% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $4,111
• Equity at exit: $22,351

10-year hold

• IRR: 14.9%
• Equity multiple: 2.39×
• Total profit: $58,195
• Equity at exit: $12,961

Cash invested: $41,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 36832

• Home prices YoY: -23.3%
• Rents YoY: 6.2%
• Active inventory: 359
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,760 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $354

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 75%

Sensitivity live

Price	-10% $458	-5% $406	+0% $354	+5% $302	+10% $251
Rent	-10% $215	-5% $285	+0% $354	+5% $424	+10% $493
Rate	-1.0pp $430	-0.5pp $392	base $354	+0.5pp $315	+1.0pp $276

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $149,900 Active 17 DOM
2. 2026-06-18
   days on market $149,900 Active 16 DOM
3. 2026-06-17
   days on market $149,900 Active 15 DOM
4. 2026-06-16
   days on market $149,900 Active 14 DOM
5. 2026-06-15
   days on market $149,900 Active 13 DOM
6. 2026-06-14
   days on market $149,900 Active 11 DOM
7. 2026-06-13
   days on market $149,900 Active 10 DOM
8. 2026-06-10
   days on market $149,900 Active 8 DOM
9. 2026-06-09
   days on market $149,900 Active 7 DOM
10. 2026-06-08
    days on market $149,900 Active 6 DOM
11. 2026-06-07
    days on market $149,900 Active 5 DOM
12. 2026-06-05
    days on market $149,900 Active 2 DOM
13. 2026-06-03
    remarks 519-char remark
14. 2026-06-03
    listed $149,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,117
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$4,361
• Taxable income: $1,983
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $3,776/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 0 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and improvements, including structural work on the mobile home and installation of a septic tank, to become move-in ready.

Repairs flagged

• Major Mobile home structural studs — The mobile home has significant potential but needs sturdy structural studs.
• Major Septic tank installation — City water is accessible, but a septic tank will need to be installed.

Value-add opportunities

• Both Mobile home structural repairs and installation of a septic tank — These updates will improve the property's livability and add value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Mobile home structural studs · The mobile home has significant potential but needs sturdy structural studs.	Major	$15,000–50,000
Septic tank installation · City water is accessible, but a septic tank will need to be installed.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Mobile home structural repairs and installation of a septic tank — These updates will improve the property's livability and add value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lee County
• NCES district ID: 0102070
• Math proficiency: 23% ▼ -27.00%
• Reading proficiency: 47% ▬ 0.00%
• Median HH income: $47,786
• Composite: 30.04/100
• National rank: #6355
• State rank: #40 of 129 in AL

Livability — Loachapoka

• Score: 60/100
• State rank: #299
• US rank: #19096

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment D+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 144,175 people
• City population: 48
• Metro: Auburn-Opelika, AL
• Population (ZIP): 30,959
• Household income: $42,717
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2503.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 196,440 people
• By 2030: 217,417 · +10.7%
• By 2040: 259,467 · +32.1%
• By 2050: 301,557 · +53.5%
• By 2075: 402,186 · +104.7%
• By 2100: 474,503 · +141.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Black 26% Asian 6% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Slovak 2% Serbian 1%
• Foreign-born: 8% · South Korea, Canada, China
• Languages at home: 89% English-only · Spanish 4% Korean 2% Chinese 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+27.8) · D 35.5% · R 63.3% · Other 1.2%
• 2008→2024 swing: -8.1pp toward R · 2008: -19.8pp · 2024: -27.8pp
• All cycles: 2024: R+27.8 2020: R+20.1 2016: R+23.1 2012: R+19.9 2008: R+19.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.65%
• Current HPI: 248.9059
• Rent YoY: ▲ 6.18%
• Metro: Auburn-Opelika, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

1 event — show timeline

• 2026-06-02 Listed $149,900 LCMLS